New Build and Extension

Building a new house or adding on extensions to your Brisbane house can be a cost-effective way of gaining the space you need for you and your family.

Whether its post war house extensions or brick house extensions, the good news is that applications for extended dwellings are usually less complex in their assessment when compared to subdivisions, townhouses or units. For new builds it is arguable that the original subdivision that created the block of land would have been required to provide servicing, access etc. In this case, applications and planning approval for extensions and new dwellings are rarely required to demonstrate if it is appropriate for a house can be established or extended, but rather usually just address how the future dwelling will sit on the block of land.

This means that the Council assessment (if required) will review key design elements such as height, setbacks, site cover and design. Under the planning scheme this is dictated by the use code (Dwelling House Code or Dwelling House Small Lot Code), overlays and the relevant Neighbourhood Plan.

This why the preliminary stage or the 'first steps' of the project are the most important, so that you identify and issues early on and can make sure that you have valid and compelling performance arguments for any non complying elements of your proposal.

Town Planner Brisbane can manage the four key stages for a new build or home extension approval, which include:

• Preliminary Site Review and Due Diligence;
• Preliminary House Design or Conceptual Sketch;
• Prelodgement Meeting;
• Development Application, Lodgement and Approval.

Stage 1: Preliminary Site Review

Once you contact Town Planners Brisbane we will undertake a site review to help you understand the key design characteristics of your site, including:

What are the key design elements of my lot?

We will assist you in understanding setbacks, height, site cover, building length, built to boundary walls etc. that are applicable to your lot type.

What Neighbourhood Plan am I in?

Certain areas of Brisbane have key built form design elements to achieve things like, protecting views, maintaining a traditional streetscape etc.

What overlays affect my property?

Our preliminary site review will give you clarity around the overlays on your site and whether they will impact on your project, such as:

• Flooding: Brisbane City Council has three types of flooding, each with their own characteristics and limitations. For example, overland flow develops quickly and is fast moving. Often this type of flooding will require a raised pole and post design to limit any hydrological impacts to natural stormwater flows. In contrast, Brisbane river flooding is a slow flooding with plenty of warning and typically this overlay will just set your minimum habitable floor levels for your dwelling;
• Traditional Building Character Overlay: The Traditional Building Character Overlay will require you to adopt architectural themes that replicate key design elements of pre-1946 dwellings. These include recessed garages, pitched roofs, forward facing balconies, light weight materials etc. We will guide you through these design considerations.

The above is just a handful of items we will review, providing you with a clear overview of your site and any considerations for delivering your project.

Stage 2: Preliminary Design or Conceptual Sketch

Town Planner Brisbane will then work with you, or your building designer or architect, to assist in preparing a preliminary house plan and built form sketch. We will help you understand what kind of dwelling or extension you can undertake to make sure that the final product meets your needs.

It is important to understand that sometimes minor changes to the plans will remove your requirement to lodge an application. We will help you understand these minor changes available to you and if an application is actually required.

Stage 3: Prelodgement Meeting

Once we complete a preliminary review, we will assist in preparing a strategy for your project to address and overcome any issues identified. This may include a Prelodgement Meeting with Council to address and receive feedback on any of the issues identified.

Stage 4: Preparation of a Development Application, Lodgement and Approval

Once we complete the preliminary stages and prelodgement, we will assist in preparing a strategy for your project to address and overcome any issues identified. Following this, we will see your project through to completion by providing:

• Co-ordinating plans and design with your designer or architect;
• Co-ordinating third party consultant advice and reports to support your development;
• Preparation and lodgement of development applications;
• Information responses and post-approval works;
• Information response and further issues advice;
• Draft conditions review and negotiations where required;
• Negotiated decisions and post approval advice.

Our services do not end once the approval is received. Please refer to our development management page for our post approval service offering and project delivery.